Chuan Grove GLS: two sites sold, a third on URA's Reserve List

Chuan Grove is the name on two residential sites the Urban Redevelopment Authority (URA) sold in 2025, both to Sing Holdings Residential Pte. Ltd. and Sunway Developments Pte. Ltd., with URA estimating about 555 and 505 homes. A third, larger Chuan Grove site, 3.16 ha at a gross plot ratio of 2.5, sits on URA's current Reserve List, and on 27 October 2026 URA's pages showed it as "Available for application": its site page gives 31,695.7 sqm of land, a maximum gross floor area (GFA) of 79,240 sqm and an estimated 930 homes, on a 99-year lease.

So a "Chuan Grove" preview invitation raises two questions URA's pages do not yet answer: what has the developer of the sold sites confirmed, and will the third site reach tender?

What has URA sold at Chuan Grove so far?

Two residential sites on 99-year leases. The first was released on 3 December 2024 under the 2H2024 Confirmed List, alongside Holland Link, with URA saying it "can potentially yield" 555 homes (URA release, 3 December 2024). Its tender closed on 8 July 2025, 217 days later by our count, and the award followed nine days after that: 15,831.5 sqm of land, a maximum GFA of 47,495 sqm.

The second was released on 13 May 2025 under the 1H2025 Confirmed List, for about 505 homes (URA release, 13 May 2025). It closed on 4 September 2025 and was awarded six days later: 14,514.3 sqm of land, a maximum GFA of 43,543 sqm.

Both work out to a plot ratio of 3.0 (our arithmetic). Together they carry 91,038 sqm of GFA and URA's estimate of about 1,060 homes, bought for S$1.33 billion, an average of about S$1,355 psf ppr. Our sqm to sq ft converter does the per-sqm conversion (divide by 10.7639).

For scale only, the latest award, Marina Gardens Lane on 26 October 2026 (residential with commercial at the first storey), was S$13,379.11 per sqm, about S$1,243 psf ppr, and the latest purely residential one, Lorong Puntong / Sin Ming Avenue on 18 September 2026, S$17,350.26 per sqm, about S$1,612 psf ppr; our 2026 GLS awards comparison lists the rest.

Is the third Chuan Grove site a new parcel?

On the figures, yes, though that is our reading. Its 3.16 ha (31,695.7 sqm on its site page) is larger than either sold site (1.58 ha and 1.45 ha) and than both together, its plot ratio of 2.5 differs from their 3.0, and it is open for application while both sold sites have been awarded. URA's pages we opened do not say how the three relate; its site map and annexes did not open from our desk.

URA's releases also give no address or nearest station. Marketing websites place the sites in the Lorong Chuan area; that is unconfirmed, so check URA's map before trusting any distance a brochure quotes.

How would the third site reach tender?

Not on a fixed date. URA's Land Sales Procedure (last updated 25 June 2026) says Reserve List sites are "made available for application", and developers can apply once the detailed conditions are released. For Chuan Grove that had happened by 27 October 2026, when URA listed it as "Available for application" and its site page offered the eDeveloper's Packet of tender documents (S$185.30 including GST). The Reserve List Procedure (last updated 27 October 2026, when it added a contact officer for Chuan Grove) then sets out the steps:

1. A developer applies: it states the minimum price it is willing to bid. URA accepts if the price is acceptable and the applicant is not disqualified from land tenders.
2. Two weeks to commit: the applicant signs an agreement to bid at least that price and pays a deposit of 3% of it, capped at S$5 million. The deposit is forfeited if it fails to bid, bids invalidly or bids below its minimum.
3. Public announcement: URA announces that the site has been activated, without naming the applicant.
4. Tender: the site is put up for tender, and the applicant may bid above its minimum.

A second route: the Government "will also consider" a launch when more than one unrelated party submits a minimum price close to its Reserve Price within "a reasonable period".

Availability is not demand. Kitchener Link was made available for application on 25 June 2026 (URA release) and Serangoon North View on 29 September (URA release); on 23 October both were still waiting, 120 and 24 days on by our count.

How many homes could the third site add?

URA now gives its own figure. The Chuan Grove site page (last updated 27 October 2026) estimates 930 housing units on 31,695.7 sqm with a maximum GFA of 79,240 sqm, a plot ratio of 2.5 (our division), more floor area than either sold site. It adds that "the actual number of housing units provided by the developer may vary" and that the final site area is subject to cadastral survey. URA's figure replaces the illustrative estimate of around 925 homes we gave on 23 October.

For the whole Reserve List, URA's 3 June 2026 release gives a total for the second half 2026, whose 13-site mix matches the current list: "an additional 4,455 private residential units". None of the 930 homes happens unless a developer activates the site.

What should you check before acting on a Chuan Grove offer?

Marketing websites seen in search results already use names such as "Chuan Grove Residences" and "One Chuan Grove", with launch windows from the third quarter of 2026 to early 2027. Treat all of them as unconfirmed: we could not open the developers' websites or stock exchange announcements. Before you register, attend a preview or hand over a cheque:

1. Match the developer. URA's award releases name Sing Holdings Residential Pte. Ltd. and Sunway Developments Pte. Ltd. Ask which company will sign your option to purchase.
2. Check the licence. URA's housing developers page (last updated 19 October 2026) says a sale licence allows sale of units after approval from all relevant authorities, including building plan approval, and links a licence check. Our developer licence guide walks through it.
3. Separate land from price. A land price says what a developer paid in 2025, not what a home will cost.
4. Watch the third site. Reopen URA's media page and Current GLS Sites page for an activation announcement; "Available for application" alone does not mean anyone has applied. The land sales disqualification framework covers land launched on or after 22 May 2026; URA's page (last updated 29 September 2026) lists no one disqualified.
5. Write it down. Log each claim, source and date in a new launch research file; our 2H 2026 GLS tender calendar covers the other sites, and Start your research more method.

None of this is advice to buy or to wait.

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